Who owns the street? Parking flap puts the brakes on new Forest Heights deli

Katy Ingraham, operating partner of the neighbourhood pub Cartago, has faced repeated challenges opening a patio and deli in this new, medium-density, mixed use building because neighbours are concerned about parking in Forest Heights.Ed Kaiser/Postmedia

A parking flare-up around a proposed neighbourhood deli in Forest Heights is pitting a local business owner against a street full of now-frustrated residents.

Visitors to the popular neighbourhood pub Cartago are already plugging up residential streets, neighbours say, and now Cartago’s Katy Ingraham wants to open a cafe/deli next door.

Neighbours complained to the city. The city used that to deny a permit. Cartago is fighting to overturn the ruling at the subdivision and development appeal board.

It’s raising a contentious question in Edmonton: Is it a resident’s right to park in front of their house? And will city council’s push to build vibrant, mixed-use neighbourhoods across the city inevitably bring congestion?

“Public streets are meant to be parked on by the public. If we want more of these mixed-use and walkable areas, congested street parking is a byproduct of living in that type of city,” said a frustrated Chris Dulaba, who is going to bat for his tenant. His company, Beljan Developments, owns the new four-storey building, which has 27 apartment homes above two retail spaces.

Beljan built it on a former gas station site on 106 Avenue at 82 Street.

The businesses add important amenities to the neighbourhood, Dulaba said, arguing residents should simply clean our their private garage to park.

The mixed-use building is exactly the kind of project council says it wants to encourage along its key bus corridors, near LRT stations and around employment centres such as the University of Alberta. Council’s urban planning committee endorsed step one of a new plan to make it easier for developers to build this “missing middle” just three weeks ago.

City streets are shared

The city also has a full-scale parking review ongoing, said senior planner Anne Stevenson. But finding the right balance will be key. “It’s a really important issue … city streets are a shared resource for all Edmontonians.”

Ingraham applied for a development permit to open the cafe/deli last October, asking for a variance because the zoning is general retail. She had a parking impact assessment done, which outlined available on-street parking within walking distance.

Edmonton’s transportation officials reviewed that study and said yes to the deli.

Then they heard complaints from neighbours, visited the spot themselves and reversed course, said Gail Hickmore, the city’s general supervisor for development and zoning. A week after saying yes, they changed the written recommendation to no.

The issue goes to the subdivision and development appeal board in August.

‘Speeding around corners’

Ward 8 Coun. Ben Henderson said it’s a serious issue. He found the streets immediately beside Cartago packed with cars while door-knocking there last year. “I literally came around the corner and said: ‘What’s going on here?’”

“You don’t own the space in front of your house, but I think you have a reasonable expectation to park within two blocks,” he added. “People were speeding around the corners in desperation to find parking.”

But Ingraham said there’s only so much a business can do. If the residents have an issue, it’s up to the city to impose time restrictions, safety measures and residents-only limits. “We can’t just magically put a parking lot somewhere.”

Plus, the cafe/deli would use parking in the morning, when the pub isn’t busy, she said. “It feels like the city is penalizing us for having a successful business.”

Parking in ‘my’ spot

We asked Edmonton residents on Facebook and Twitter: Do residents have a right to be annoyed when parking on their front street is full? It prompted a vigorous debate, with more than 1,000 people participating.

Parking. Parking. Parking.Dealing with this issue again today — woman banned from opening neighbourhood deli for lack of parking. What do you think?Do residents have a right to be annoyed when their street out front is full? #yegcc#yegplan#yegtraffic

• Aaron Lee Osgoode (@Alo55Alo): Oh dear me … would someone have to park around the corner and walk … oh the humanity!

• Derrick Forsythe:It’s about the cumulative effects of relaxations — in a three-block stretch from 115 – 113 Streets at 106 Avenue the city has granted 150 stalls worth of relaxed parking requirements … the area is at +100% capacity (city parking study) — madness.

• Janet Schmude:You don’t own the street. I get infuriated when people put chairs on the street during Folkfest to prevent you from parking. Especially when they have a garage and a driveway in the back alley.

• Leigh Niwa (@lauraniwa): I’m tired of businesses being limited by being *required* to have parking for cars. If your business model doesn’t require it (targeting active commuters, on busy transit etc.) why make it a restriction?